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Property profile & analytics
OFF-MARKET
Estimated value
$2,415,000
Retail space
11 Commonwealth Ave 21, Chestnut Hill, MA 02467-1003
Individually Owned
1-yr Hold
Free & Clear
Property ID
US38-1858228
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1903
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,976 SF
Lot
0.17 ac (7,471 SF)
Zoning code
BU1
APN
NEWT S:63 B:001 L:0005
UPID
US38-1858228
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.42M
Owner & transaction history
George N Coufos · 1 yrs held
George N Coufos
since 2025
Last sale
$2.5M
4 recorded transactions
Zoning & alternative use
BU1 · Chestnut Hill, MA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.8M
+14.4%
Auto repair, garage
$1.8M
+9.5%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Chestnut Hill submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Chestnut Hill submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$2,190,000
ML approach
$2,210,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,600,000
Current use
OFFICE BUILDING
$1,830,000
Change: +14% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,750,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$2.42M
Range $2.17M – $2.66M · ±10% · vs last sale $2.50M (Apr 2 2025)
Last sale anchor
$2.50M
Apr 2 2025
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$811 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$22,003
Tax year 2024
Assessed value
$1,200,400
Assessed 2024
Previous assessed
$1,229,300
-2.4% YoY
Effective rate
1.83%
On assessed value
Assessed land
$682,200
Assessed improvement
$518,200
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1903
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
4
Rooms
4
Bathrooms
4
Total area
2,976 SF
Lot
0.17 ac (7,471 SF)
Zoning code
BU1
APN
NEWT S:63 B:001 L:0005
UPID
US38-1858228
Jurisdiction
NEWTON
Metro division
CAMBRIDGE-NEWTON-FRAMINGHAM, MA METROPOLITAN DIVISION
Zoning & alternative use
BU1 · Chestnut Hill, MA
Zoning BU1 · permitted uses
BU1 · Chestnut Hill, MA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Chestnut Hill. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.8M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1903
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
4
Rooms
4
Bathrooms
4
Lot
0.17 ac
Current owner
From public records · entity-resolved
George N Coufos
Individual
Free & Clear · 1 yrs held
Mailing address
109 WABAN HL RD N, CHESTNUT HILL, MA 02467-1025
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
—
George N Coufos
Eleven RT
Quitclaim Deed
related
—
Apr 2, 2025
$2,500,000
11-21 Comm Ave Rlty LLC
George N Coufos
Deed
—
Jul 29, 2009
—
Eleven RT
—
Deed Of Trust
related
$690,000 · Cambridge Trust Co
Dec 17, 2008
$425,000
Eleven RT
N&e Coufos RT
Grant Deed
$168,000 · Nicholas G Coufos
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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